80 Paddle Boat Ln #719 · Hilton Head Island, SC 29928

$249,000

1 bd · 1.0 ba · 645 sqft · Condo · 330 Days on market

Built 2002 Good condition $386/sqft · 14% below area Est $289k · 14% under $224/mo HOA · 9% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.7/15.0
• Cash flow +13.0/30.0
• Appreciation +6.6/10.0
• Schools +5.7/10.0
• 1% rule +4.8/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0

Listing remarks MLS

Beautifullу maіntaіnеd 1-bedroοm vіlla with stunning pool views, іdеally located on the second floor in one of Islanders most desirable spots. Enjoy walking distance to the marina with its charming shops and restaurants, plus a short drive to Coligny Beach and the Atlantic Ocean. This villa offers both convenience and an unbeatable location for island living.

Key facts

• Pool views
• $224 HOA
• Parking

Tags

• POOL VIEWS
• WALKING DISTANCE TO MARINA
• SHORT DRIVE TO COLIGNY BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-137/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (1.7% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.3% in Hilton Head Island — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#157 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hilton Head Island Elementary (math 50% / reading 49%, grade D, #168 of 597 statewide, top 31%, 709 students, 56% FRL); Hilton Head Island Middle (math 33% / reading 42%, grade F, #90 of 229 statewide, top 42%, 856 students, 52% FRL); Hilton Head Island High (math 70% / reading 82%, grade A-, #34 of 196 statewide, top 17%, 1,345 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 1004 active listings in the ZIP; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• This rent runs 30% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.2% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $193k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

• ARV (median comp): $288,652
• List price: $249,000
• Delta: -13.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Helmsman Way #1424	0.19mi	1/1.0	645 (0%)	5mo	$300,000	$465	87
80 Paddle Boat Ln #821	0.04mi	1/1.0	761 (+18%)	8mo	$292,000	$384	67
100 Helmsman Way 411 #411	0.18mi	1/1.0	800 (+24%)	2mo	$380,000	$475	65
100 Helmsman Way Way #205	0.18mi	1/1.0	800 (+24%)	5mo	$347,000	$434	62
100 Helmsman Way #214	0.18mi	1/1.0	800 (+24%)	6mo	$335,000	$419	62
100 Helmsman Way #312	0.18mi	1/1.0	800 (+24%)	8mo	$337,500	$422	60
100 Helmsman Way #212	0.17mi	1/1.0	800 (+24%)	8mo	$310,500	$388	60
6 Point Comfort Rd Unit 9A	0.40mi	2/1.0 (+1)	725 (+12%)	5mo	$260,000	$359	52
380 Marshland Rd Unit B15	1.11mi	1/1.0	769 (+19%)	2mo	$232,000	$302	38
380 Marshland Rd Unit C25	1.11mi	1/1.0	769 (+19%)	4mo	$227,500	$296	37
380 Marshland Rd Unit A32	1.11mi	1/1.0	769 (+19%)	4mo	$245,000	$319	36
380 Marshland Rd Unit C33	1.11mi	1/1.0	769 (+19%)	5mo	$247,900	$322	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.47×
• Total profit: $32,753
• Equity at exit: $114,881

10-year hold

• IRR: 10.7%
• Equity multiple: 2.65×
• Total profit: $115,337
• Equity at exit: $179,348

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 1004
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$224
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-11

Break-even live

Break-even rent $2,462

Max offer price $247,344

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $75	+0% $-11	+5% $-97	+10% $-184
Rent	-10% $-205	-5% $-108	+0% $-11	+5% $85	+10% $182
Rate	-1.0pp $114	-0.5pp $52	base $-11	+0.5pp $-76	+1.0pp $-142

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,250
• Closing costs: $7,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $224/mo · $2,688/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $249,000 Active 330 DOM
2. 2026-08-07
   days on market $249,000 Active 329 DOM
3. 2026-08-06
   days on market $249,000 Active 328 DOM
4. 2026-08-05
   days on market $249,000 Active 327 DOM
5. 2026-08-04
   days on market $249,000 Active 326 DOM
6. 2026-08-03
   days on market $249,000 Active 325 DOM
7. 2026-07-31
   days on market $249,000 Active 322 DOM
8. 2026-07-30
   days on market $249,000 Active 321 DOM
9. 2026-07-29
   remarks 699-char remark
10. 2026-07-29
    days on market $249,000 Active 320 DOM
11. 2026-07-27
    days on market $249,000 Active 318 DOM
12. 2026-07-25
    days on market $249,000 Active 316 DOM
13. 2026-07-23
    price $249,000 Active 314 DOM
14. 2026-07-23
    days on market $269,000 Active 314 DOM
15. 2026-07-22
    days on market $269,000 Active 313 DOM
16. 2026-07-21
    days on market $269,000 Active 312 DOM
17. 2026-07-18
    days on market $269,000 Active 309 DOM
18. 2026-07-16
    days on market $269,000 Active 307 DOM
19. 2026-07-16
    days on market $269,000 Active 306 DOM
20. 2026-07-14
    days on market $269,000 Active 305 DOM
21. 2026-07-13
    days on market $269,000 Active 304 DOM
22. 2026-07-12
    days on market $269,000 Active 303 DOM
23. 2026-07-11
    days on market $269,000 Active 302 DOM
24. 2026-07-10
    days on market $269,000 Active 301 DOM
25. 2026-07-09
    days on market $269,000 Active 300 DOM
26. 2026-07-08
    days on market $269,000 Active 299 DOM
27. 2026-07-07
    days on market $269,000 Active 298 DOM
28. 2026-07-06
    days on market $269,000 Active 297 DOM
29. 2026-07-05
    days on market $269,000 Active 296 DOM
30. 2026-07-04
    days on market $269,000 Active 295 DOM
31. 2026-07-03
    days on market $269,000 Active 294 DOM
32. 2026-07-02
    days on market $269,000 Active 293 DOM
33. 2026-07-01
    days on market $269,000 Active 292 DOM
34. 2026-06-30
    days on market $269,000 Active 291 DOM
35. 2026-06-29
    days on market $269,000 Active 290 DOM
36. 2026-06-28
    days on market $269,000 Active 289 DOM
37. 2026-06-28
    days on market $269,000 Active 288 DOM
38. 2026-06-27
    days on market $269,000 Active 287 DOM
39. 2026-06-25
    days on market $269,000 Active 285 DOM
40. 2026-06-23
    days on market $269,000 Active 283 DOM
41. 2026-06-21
    days on market $269,000 Active 282 DOM
42. 2026-06-18
    days on market $269,000 Active 279 DOM
43. 2026-06-17
    days on market $269,000 Active 278 DOM
44. 2026-06-16
    days on market $269,000 Active 277 DOM
45. 2026-06-15
    days on market $269,000 Active 276 DOM
46. 2026-06-14
    days on market $269,000 Active 274 DOM
47. 2026-06-13
    days on market $269,000 Active 273 DOM
48. 2026-06-10
    days on market $269,000 Active 271 DOM
49. 2026-06-09
    days on market $269,000 Active 270 DOM
50. 2026-06-08
    days on market $269,000 Active 269 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,367
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$2,688
• − Depreciation: −$7,244
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $868/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,225–$9,675 screening

This well-maintained 1-bedroom condo is in good condition with a good condition score of 75. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can enhance the overall appearance and value of the home. ↑
• Both Replace the ceiling fans — Ceiling fans can improve air circulation and add to the home's appeal. ↑
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Install new flooring in the bathrooms — New flooring can improve the appearance and functionality of the bathrooms. ↑
• Both Add a smart home system — A smart home system can increase the home's appeal and value, making it more convenient for potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Hilton Head Island Early Childhood Center Middle Hilton Head Island Middle F SC #90/229 Nat'l #6,708/14,009 High Hilton Head Island High A- SC #34/196 Nat'l #1,484/17,239

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

C Composite livability gradescore 64/100

Livability — Hilton Head Island

• Score: 64/100
• State rank: #157
• US rank: #14648

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilton Head Island, SC
• County: Beaufort County · 211,915 people
• City population: 40,243
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 15,785
• Household income: $97,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 20% of renters

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Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 2% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 1%

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Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.21%
• Current HPI: 243.4136
• Rent YoY: ▲ 3.23%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+35.2% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $269,000 RSMLS
• 2026-03-16 Price Changed $279,000 RSMLS
• 2025-09-12 Listed $284,000 RSMLS
• 2021-04-30 Sold (MLS) $193,000 RSMLS
• 2021-03-08 Listed $189,900 RSMLS
• 2005-07-01 Sold (MLS) $195,000 RSMLS
• 2005-04-06 Listed $199,000 RSMLS